RICS Level 2 Survey Sompting, West Sussex

Sompting brings a few quirks for property buyers. Around 74% of homes were built before 1980, so age-related wear is common, even when a viewing looks tidy. Our inspectors often pick up deteriorating roof coverings, dated electrical systems and damp, especially in solid brick or flint walls found in the older stock. The housing mix is 36.2% semi-detached homes, 26.6% detached properties, 21% terraced houses and 15.9% flats, and each type calls for a slightly different survey approach.

The geology around Sompting asks for a close look too. The area sits at the foot of the South Downs, with chalk bedrock below, although the lower ground contains clay-rich Head deposits and Alluvium. Those soils carry a moderate to high shrink-swell risk, so subsidence or heave can show up where foundations are shallow or large trees stand close by. Our surveyors check walls, floors and door frames for movement that could point to foundation trouble linked to the ground conditions.

Lower-lying parts of Sompting, especially near the Sompting Brook, can be prone to surface water flooding. In those spots, we look carefully for water ingress and damp signs during the inspection. That local knowledge helps you think ahead about repair bills and insurance. Coastal flood risk is generally low across the main residential streets, though the Adur estuary still leaves some properties open to tidal surge events.

Render and pebbledash are common across Sompting, particularly on homes built during the 1960s and 1970s boom, when 46.5% of the present housing stock went up. If either finish is cracked or damaged, moisture can get trapped and lead to penetrating damp. We also look at cavity wall insulation where it exists, because poor installation or missing insulation often feeds condensation.

Because we survey across Sompting all the time, we know where the trouble tends to lie. Damp is one of the most common findings, especially rising damp in older solid-wall properties or penetrating damp caused by damaged render, blocked gutters or worn pointing. The pebbledash on many 1960s and 1970s houses can trap moisture once it is cracked or damaged. We use moisture meters to check wall humidity and to find areas where damp proofing may be failing or missing altogether, something we still see often in properties built before modern building regulations required damp proof courses.

Roofs need careful scrutiny across the older stock in the area. Many that are showing their age have worn felt, slipped tiles or tired flashings around chimneys and junctions. Where a property still has original timber roof trusses, we look for woodworm, rot or structural movement that could point to something more serious. With 46.5% of homes built between 1945 and 1980, plenty of roofs are nearing or beyond their expected life, so a proper check matters.

Electrical and plumbing systems in properties built before 1980 often fall short of current safety standards. We look out for outdated consumer units, fabric-wired circuits, lead or steel water pipes and other fittings that may need upgrading. Those findings are useful when you are planning renovation costs and checking the home against modern safety requirements. Plenty of older Sompting houses still have original electrical installations that would not meet current Part P building regulations, so we would usually budget for a full rewire before or soon after purchase.

Because so much of Sompting sits on clay-rich ground, our surveyors keep a close eye out for subsidence or heave. That means looking for diagonal cracking from wall corners, sticking doors and windows, and sloping floors. We also inspect the ground around the property for recent tree removal or large trees close to the structure, since changes in moisture content can shift clay soils enough to move the foundations. If we spot signs that point to subsidence, we recommend a specialist structural engineer's assessment before you commit.

Buying within the Sompting Conservation Area, especially near St Mary's Church and its distinctive Grade I listed Saxon tower, brings extra points to weigh up. Conservation area homes often come with limits on alterations, and listed buildings need special consent for any work. A Level 2 Survey can flag defects, but for these properties we often point buyers towards the more detailed Level 3 Building Survey so the heritage issues are properly assessed.

The conservation area also includes numerous Grade II listed buildings, from historic farmhouses to cottages built with traditional methods that need specialist knowledge. Many have solid brick or flint walls, thatched or historic roof coverings and original windows that fall short of modern energy efficiency standards. We understand those heritage issues and will point out any works likely to need Listed Building Consent, which can save you trouble later.

Sompting's older stock, with 10.2% built before 1919 and 17.5% built between 1919 and 1945, can also hide materials such as asbestos-containing products. In properties built before 2000, asbestos may turn up in textured coatings, insulation or old pipe lagging. Our surveyors flag possible asbestos-containing materials and recommend testing and any remediation by licensed specialists before renovation starts.